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Buyer Qualification
Credit, income, debts, available funds and occupancy are reviewed together. A pre-approval should be updated for the actual property, payment and contract terms.
Practical FHA education for agents and other real estate professionals who want to prepare stronger offers, recognize property concerns earlier, and help buyers move through the transaction with fewer surprises.
Understand the FHA financing details that belong in the transaction plan before the offer is submitted.
Recognize common property, documentation and financing concerns before deadlines become tight.
Use clear FHA education to explain what happens next without making underwriting or approval promises.
An FHA transaction works best when buyer qualification, property eligibility, contract terms and closing expectations are reviewed together. A strength in one area does not eliminate requirements in the others.
FHA permits maximum purchase financing when the borrower meets applicable credit, underwriting and transaction requirements.
Eligible contributions can help with actual closing costs, prepaid items, discount points and other permitted expenses.
FHA may finance eligible one- to four-unit residential properties when the borrower will occupy the property as a principal residence.
Credit, income, debts, available funds and occupancy are reviewed together. A pre-approval should be updated for the actual property, payment and contract terms.
The property must support the required value and meet applicable FHA standards. Property type, condition and required repairs can affect both timing and financing.
Financing, seller contributions, earnest money, concessions and related agreements should be accurately disclosed and reviewed early in the transaction.
Appraisal, title, insurance, borrower documents and underwriting conditions must all come together before final approval, funding and recording.
These questions will not replace lender review, but they can identify the transaction details most likely to affect the FHA financing before deadlines become tight.
Review the FHA Purchase Guide for more detail on credit, funds, payments, Utah loan limits, property requirements, offers, underwriting and closing.
Guideline basis: FHA Single Family Housing Policy Handbook 4000.1, including purchase financing, minimum required investment, interested-party contributions and eligible property requirements. FHA requirements are the program baseline; final eligibility depends on the complete borrower, property and transaction file, automated underwriting findings and applicable lender requirements.
A well-prepared FHA offer gives the buyer, seller, lender and real estate professionals the same expectations. Confirm the financing, property, contribution and contract details before signatures whenever possible—not after the file reaches underwriting.
The sales price, property taxes, homeowners insurance, HOA dues, property type, seller contributions and closing date can all change the buyer’s final payment, cash needed and financing analysis.
Identify the FHA financing accurately and have the lender update the buyer’s qualification using the expected purchase price, complete monthly payment and estimated cash to close. Review the FHA pre-approval guide when needed.
Compare the estimated base FHA mortgage with the current limit for the Utah county and property unit count. The purchase price and the maximum FHA base loan amount are not the same number. Review the Utah FHA loan limits before relying on the financing structure.
Tie requested seller contributions to estimated eligible closing costs, prepaid items, discount points and other permitted expenses. Interested-party contributions do not replace the borrower’s minimum required investment.
Confirm whether the FHA amendatory clause is required and make sure the correct sales price is used. The clause addresses the FHA appraised value; it does not replace the inspection, financing or other protections negotiated in the purchase contract.
Provide signed addenda, concessions, personal-property terms and other transaction agreements with the contract. The loan file should reflect the actual agreement between the parties rather than an incomplete version of the transaction.
Coordinate earnest money and other deposits with the lender. Buyers should keep deposit receipts and account records so the source and transfer of funds can be documented when required.
Guideline basis: FHA Single Family Housing Policy Handbook 4000.1, including Sales Contract and Supporting Documentation and Interested Party Contribution requirements. Contract rights, deadlines and protections depend on the actual agreement and applicable law. This section is educational and is not legal advice.
The FHA appraisal, the buyer’s independent home inspection and any specialized property inspection serve different purposes. The agent’s advantage is recognizing visible concerns early enough to get questions answered before the appraisal or closing timeline becomes tight.
The appraiser develops an opinion of market value and reports readily observable property conditions relevant to FHA property eligibility, safety, soundness and security.
The buyer can hire an independent inspector for a more detailed evaluation of the property. The appraisal does not replace that inspection or guarantee the condition of the home.
A roofer, engineer, electrician, plumber, pest professional or other qualified specialist may become necessary when an observed condition requires expertise beyond the appraisal itself.
Minor cosmetic conditions and normal wear may be appraised as-is when they do not affect occupant health and safety or the security and soundness of the property. The mortgage lender makes the final determination regarding repairs required for the FHA loan.
These observations do not determine whether the home is FHA eligible. They simply identify conditions worth discussing with the lender, seller or appropriate professional while there is still time to evaluate the issue.
Cracking, chipping, peeling or loose paint deserves particular attention on homes and related improvements built before 1978 because lead-based-paint requirements may apply.
Visible leaking, significant roof deterioration, water stains, active moisture or evidence of continuing water intrusion may lead to repair or further professional evaluation.
Significant cracking, settlement, bowing or bulging walls, unsupported structural components, or other visible signs of movement are worth raising before the appraisal.
Plumbing, heating and electrical systems may need to be operated or observed during the appraisal. Utility status and obviously nonfunctional systems should be addressed early.
Exposed or visibly damaged wiring, unsafe electrical conditions, missing protection where a fall hazard exists, or other readily observable safety concerns can trigger additional review.
Problems involving water supply, drainage, sewage disposal, standing water or visible septic concerns can require additional documentation, testing, repair or professional evaluation.
Water-heater installation, visible venting or securing concerns, missing or visibly nonfunctional smoke or carbon-monoxide alarms, unsafe access, damaged stairs and similar items are worth flagging early. Some requirements may arise from local building or safety codes, lender requirements, or the specific property review rather than a single nationwide FHA rule.
The goal is not to predict the appraisal. It is to make sure access, known concerns, requested repairs and lender documentation are handled while there is still enough time in the contract.
Confirm property access, occupancy, utility status and safe access to relevant areas. Share unusual property features or known concerns with the lender before the appraisal visit.
Separate the valuation result from property conditions. Identify any required repair, inspection, certification or additional documentation and determine who is responsible.
Follow the lender’s instructions for repairs and supporting documentation. Invoices, professional reports, permits, photos or other evidence may be needed depending on the condition.
Some repairs require a reinspection, completion report or other lender verification. Build enough time into the transaction for that step rather than assuming the repair itself finishes the appraisal condition.
Review the detailed resource covering property condition, utilities, roofs, defective paint, access, water and sewage considerations, and other common FHA property questions.
Guideline basis: FHA Single Family Housing Policy Handbook 4000.1, including appraisal reporting, repair requirements, property acceptability, mechanical systems and defective-condition provisions. An agent’s visual observation is not an FHA property approval. Final repair, inspection and property-eligibility requirements are determined from the appraisal, complete property file and lender review.
FHA condominium requirements
FHA condominium financing evaluates more than the individual unit. Project approval status, legal structure, insurance, association finances, occupancy and project conditions can all affect eligibility even when the buyer is otherwise well qualified.
The unit is located within a condominium project or applicable legal phase that currently has FHA project approval. The lender still verifies the approval status and completes the required unit-level loan review.
Current project approval does not eliminate the individual loan review.A unit in a project that is not FHA approved may still be eligible through FHA's Single-Unit Approval process when the borrower, unit and project satisfy the applicable requirements.
Single-Unit Approval still includes review of specified project characteristics.Certain detached or horizontally attached condominium developments may meet FHA's Site Condominium definition and follow a different FHA eligibility path.
Do not determine Site Condominium status from the MLS property description alone.Project-level review
The review reaches beyond the physical condition of the listed unit. Getting accurate HOA and project information early can keep the condominium review from becoming the transaction bottleneck.
Confirm the exact project, phase, condominium identification information and approval status that apply to the subject unit.
Project occupancy and the concentration of FHA-insured mortgages can affect the available FHA approval path.
Association income, operating expenses, reserve funding, delinquent assessments and special assessments may affect review.
Required master coverage, deductibles and the responsibilities of the association and individual unit owner must be evaluated.
Pending litigation, structural concerns, deferred maintenance and major repair projects may require additional documentation.
Legal documents, leasing provisions, commercial use and other project restrictions may affect project or unit eligibility.
Condo offer workflow
Determine whether the property is legally a condominium. Detached homes and townhouses can still be condominium units.
Have the lender determine whether approved-project, Single-Unit Approval or Site Condominium treatment applies.
Begin gathering the questionnaire, budget, insurance, governing documents and information about assessments, repairs or litigation.
Allow time for association responses, missing documentation and lender review instead of assuming a standard property timeline.
HUD provides a public condominium search by location, project name and approval status. Use it as an initial project check, then have the lender confirm the exact project, phase, unit and applicable approval path for the transaction.
Guideline basis: FHA Condominium Mortgage Insurance and FHA Single Family Housing Policy Handbook 4000.1, including condominium loan-level requirements and Condominium Project Approval policy. FHA policy and documentation requirements may change; the lender must apply the requirements in effect for the applicable transaction and case-number assignment.
FHA manufactured-home financing
Manufactured homes can qualify for FHA financing, but the property has eligibility requirements that do not apply to a typical site-built home. A short pre-offer review can uncover construction, relocation, title, label or foundation issues before the appraisal clock starts.
A manufactured home can look completely renovated and still have an FHA eligibility issue tied to its manufacture date, prior relocation, real-estate classification, HUD documentation, foundation or structural alterations.
Initial eligibility screen
These checks do not replace the appraisal or lender review. They identify properties that deserve additional research before an agent or buyer relies on a normal FHA financing timeline.
Each transportable section normally has an exterior HUD Certification Label. The interior Data Plate contains identifying information such as the manufacturer, model, manufacture date, certification-label numbers and applicable design zones.
The home must remain on its permanent chassis and meet applicable permanent-foundation requirements. FHA documentation may include certification from a professional engineer or architect licensed or registered in the state where the property is located.
Rooms, decks, porches and other structural additions can require additional analysis. The lender may also need to address the under-home enclosure, ventilation, foundation and whether prior certifications remain applicable after an alteration.
Before writing the offer
You do not need to solve the manufactured-home file yourself. Gather the facts the lender will eventually need and send them early enough to determine whether the property appears to fit the FHA program.
HUD does not reissue missing Certification Labels. When the necessary historical information can be located, a Letter of Label Verification may be available through HUD's contractor, the Institute for Building Technology and Safety (IBTS). Gather the serial number, Data Plate information and available property records for lender review.
Review common FHA property-condition, appraisal and eligibility considerations.
Learn about HUD Certification Labels, Data Plates and formal label verification when information is missing.
Guideline basis: FHA Single Family Housing Policy Handbook 4000.1, including Title II Manufactured Housing eligibility and Property Acceptability Criteria for Manufactured Housing, along with HUD manufactured-housing label guidance. Handbook last revised August 12, 2026. FHA requirements are the program baseline; the lender must apply the policy and effective dates applicable to the transaction and confirm required appraisal, engineering, title and underwriting documentation.
An FHA buyer may purchase an eligible duplex, triplex or fourplex while occupying one of the units as a principal residence. Rental income from the other units may help with qualification, but the property and underwriting requirements become more important as the unit count increases.
The borrower must intend to occupy one of the units as a principal residence. FHA financing for a duplex, triplex or fourplex should not be presented as a non-owner-occupied investor loan.
A qualifying borrower may occupy one unit and potentially use eligible rental income from the other unit in the mortgage qualification.
These properties add important FHA requirements beyond ordinary borrower qualification, including the self-sufficiency rental test and post-closing reserve requirement.
Before a three- or four-unit property can qualify, FHA evaluates whether the property’s estimated net rental income is sufficient relative to the full principal, interest, taxes and insurance payment.
Importantly, FHA uses estimated rent from all units for this property test—including the unit the borrower plans to occupy. This is a property-eligibility calculation and is separate from the borrower’s individual qualifying-income calculation.
FHA requires the lender to verify and document reserves equivalent to three months of principal, interest, taxes and insurance after closing for a three- or four-unit property. This is in addition to the funds required for the down payment and closing.
Rental income can be an important part of the buyer’s qualification, but the lender must document and calculate it under FHA underwriting requirements. A lease amount or MLS rent estimate by itself does not establish the income that can be used.
For a two-to-four-unit property, the appraisal includes the market-rent information the lender uses when evaluating prospective subject-property rental income.
Existing or prospective lease documentation may be required or reviewed depending on the borrower’s rental history and the occupancy status of the units.
On a three- or four-unit property, satisfying the property’s self-sufficiency requirement does not automatically establish the amount of rental income the borrower can use to qualify.
These properties can be excellent owner-occupant opportunities, but the rent, unit count, reserves and property configuration can materially affect the financing. Send the scenario to the lender before assuming the numbers work.
Send the property, purchase price, expected rents and available lease information early. For a three- or four-unit property, the self-sufficiency calculation can change whether the property works before ordinary borrower qualification is even the issue.
Guideline basis: FHA Single Family Housing Policy Handbook 4000.1, including two- to four-unit property eligibility, subject-property rental income, three- to four-unit self-sufficiency requirements and reserve requirements. Handbook last revised August 12, 2026. Final rental-income treatment and borrower qualification depend on the complete loan file, documentation, appraisal, underwriting method and applicable lender requirements.
FHA 203(k) financing allows an eligible buyer to combine the acquisition of a property with approved rehabilitation costs in one FHA-insured mortgage. For the right property and buyer, that can turn a repair issue into a planned renovation rather than an automatic end to the transaction.
Depending on the property, scope of work and loan structure, an FHA 203(k) may allow eligible repairs and improvements to be completed after closing from rehabilitation funds established as part of the mortgage. The lender must determine whether the property and proposed work qualify.
Limited 203(k) is designed for eligible improvements that do not require the more extensive structural rehabilitation handled through Standard 203(k).
Standard 203(k) is used when the rehabilitation is more extensive, including eligible structural changes and major repair or remodeling projects.
Renovation financing can be useful for a property that needs repairs before it fits the buyer’s needs, but it can also finance eligible modernization and improvements. The exact scope must be reviewed before the offer is built around 203(k).
Eligible deficiencies identified before or during the appraisal may potentially be incorporated into an approved rehabilitation plan instead of requiring a conventional repair-before-closing approach.
Eligible kitchen, bathroom, flooring, painting and other modernization work may be incorporated into a Limited or Standard 203(k), depending on the scope.
Eligible roof, plumbing, electrical, heating, accessibility, energy-efficiency and similar improvements may be included when documented and approved through the rehabilitation plan.
Standard 203(k) can support more substantial rehabilitation, including eligible structural work that would not fit the Limited 203(k) program.
Current maximum rehabilitation period for the Limited program.
Current maximum rehabilitation period for the Standard program.
FHA increased the allowable Limited 203(k) draw requests in June 2026 to provide more flexibility as work progresses.
A 203(k) transaction has more moving parts than a standard FHA purchase. The lender, borrower, contractor, appraiser and—on Standard 203(k)—the consultant may all affect the scope, cost and timing.
Clarify what the buyer expects to repair or improve and what visible property conditions may need attention for FHA financing.
Before presenting 203(k) as the solution, determine whether the proposed work appears appropriate for Limited or Standard 203(k) and whether the property type is eligible.
Contractor proposals, cost estimates and required work documentation become part of the financing. Standard 203(k) also involves the required FHA-approved 203(k) Consultant.
Build a realistic financing and appraisal timeline for the additional work-plan, contractor, consultant and valuation review instead of using a standard FHA closing assumption.
Approved rehabilitation funds are handled through the 203(k) process and released through permitted draws as eligible work is completed and documented.
HUD’s 203(k) workflow specifically calls for the sales contract to contain provisions for the 203(k) financing and improvements. Coordinate the contract language, deadlines and lender review before assuming the offer can be handled like a standard FHA transaction.
You do not need to design the rehabilitation program yourself. The agent’s job is to identify the transaction as a renovation scenario early enough for the right lender, contractors and other professionals to build the financing around it.
Send the listing and a simple description of the repairs or improvements before the offer when possible. We can identify whether a standard FHA purchase or a 203(k) structure deserves further review.
Guideline basis: FHA Single Family Housing Policy Handbook 4000.1, Section 203(k) Rehabilitation Mortgage Insurance Program guidance, Mortgagee Letter 2024-13 and Mortgagee Letter 2026-06. Limited 203(k) currently permits up to $75,000 in total rehabilitation costs and is limited to eligible minor remodeling and nonstructural repairs. Standard 203(k) requires at least $5,000 in rehabilitation and an FHA-approved 203(k) Consultant. Final property, work-scope, contractor, valuation and underwriting requirements are determined by the lender under the policy applicable to the transaction.
Seller contributions can be a powerful way to reduce an FHA buyer’s cash needed at closing or improve the financing structure. But the contribution should be based on the buyer’s actual eligible costs, not simply the largest percentage FHA permits.
FHA allows interested parties, including a seller, to contribute up to 6% of the sales price toward permitted borrower costs. The amount that can actually be used is limited by the eligible charges the borrower has in the transaction.
Interested parties may contribute up to 6% of the property’s sales price toward eligible borrower expenses.
A buyer cannot simply receive the full 6% if there are not enough eligible origination fees, closing costs, prepaid items, discount points or other permitted expenses to use it.
FHA interested-party contributions cannot be used to satisfy the borrower’s required minimum investment in the property.
The lender must account for interested-party contributions in the sales contract or other applicable legally binding document and in the loan’s closing documentation.
Subject to the actual loan, cost and documentation requirements, FHA contributions may be applied toward permitted borrower settlement expenses such as:
Certain seller or interested-party benefits are treated as inducements to purchase and can reduce the adjusted value FHA uses to calculate maximum financing.
This is why the requested seller contribution should be discussed with the lender before the offer whenever possible. The strongest offer usually asks for an amount that fits the buyer’s actual financing strategy.
The fact that 6% of the purchase price equals $30,000 does not create $30,000 of eligible costs. If the buyer has $18,500 of allowable costs, asking for substantially more may create an unusable credit or require the transaction to be restructured.
FHA has clarified that when seller-paid real estate agent commissions or fees are customary under applicable state or local law or local practice and are reasonable in amount, they are not treated as interested-party contributions when FHA’s other requirements are met. The lender should review the actual transaction rather than simply adding every seller-paid fee to the 6% calculation.
A seller credit works best when it is part of the financing plan, not an arbitrary percentage inserted into the contract. Coordinate with the lender before the offer when possible.
Start with the expected down payment, closing costs, prepaid items and available borrower funds so the contribution solves a real transaction need.
Estimate the actual eligible costs and determine whether the buyer may benefit more from ordinary closing-cost assistance, discount points or another permitted structure.
Make the seller-paid amount or agreed structure clear in the purchase contract and provide all applicable addenda or other agreements to the lender.
Final costs can change as the rate, insurance, taxes, title charges and closing date are finalized. Confirm that the negotiated contribution can still be fully and properly used.
Review the buyer’s estimated cash to close first, then coordinate the offer structure with the lender before simply requesting the maximum 6%.
Guideline basis: FHA Single Family Housing Policy Handbook 4000.1, including Interested Party Contributions and Inducements to Purchase. Interested parties may generally contribute up to 6% of the sales price toward permitted borrower costs, but contributions may not exceed the borrower’s actual eligible costs and may not fund the borrower’s minimum required investment. Final treatment depends on the complete purchase contract, concessions, closing costs and lender review.
Most FHA transactions do not need special handling at every step. They do benefit from early coordination. Property details, contract changes, appraisal conditions and missing documentation are much easier to address when they are identified before the deadline becomes the problem.
Flag the concern, gather the relevant facts and send them to the lender early. The agent can identify what deserves attention; the appraiser, underwriter and lender determine what the specific FHA transaction requires.
These are not automatic loan problems. They are areas where an unanswered question can create extra documentation, appraisal work, underwriting review or another trip through the transaction.
Condominiums, manufactured homes, two-to-four-unit properties, accessory units, mixed-use characteristics and unusual legal configurations can require additional review.
The borrower can be fully qualified while the condominium project or individual unit still needs FHA eligibility review and association documentation.
Inaccessible areas, disconnected utilities, occupied units or unclear access instructions can prevent the appraisal from being completed as expected.
Property conditions affecting safety, soundness or security may lead to repairs, additional documentation or evaluation by a qualified professional.
Price changes, seller contributions, repair agreements, personal property and closing-date extensions can affect the financing when they arrive late.
Earnest money, gift funds, assistance programs and seller contributions all need to fit the final sources and uses of funds and applicable FHA documentation.
The goal is not another checklist for the sake of a checklist. Each checkpoint answers a different question: is there anything we know now that becomes harder to solve later?
Confirm buyer readiness, property type, applicable loan limit, condominium status, requested seller contribution and visible property concerns.
Deliver the complete signed contract, addenda, MLS information, contribution terms and important property or HOA contacts to the lender.
Verify access, utilities and occupancy. Make sure known repairs, unusual property features and relevant property documents have already been discussed.
Keep contract changes moving immediately and coordinate requested HOA, repair, title, insurance or property documentation instead of waiting for the next status update.
Confirm required repairs and reinspections are complete and make sure final seller credits, cash-to-close expectations and closing dates match the lender’s current figures.
“Will FHA allow this?” is easier to answer when the question comes with the actual property and transaction details. A concise, complete scenario can save several rounds of follow-up.
A photograph, MLS description or brief conversation can help identify the right questions, but it cannot replace the appraisal, complete underwriting review or lender determination. Set the expectation that early review reduces surprises—it does not create a property or loan approval.
Send the facts before the offer whenever possible. A short agent-to-lender review can identify what needs attention while there is still time to build the right financing strategy.
Guideline basis: FHA Single Family Housing Policy Handbook 4000.1, including purchase-contract documentation, borrower funds, interested-party contributions, condominium requirements, appraisal requirements and minimum property standards. Handbook update published August 12, 2026. FHA requirements are the program baseline; the lender must apply current policy, documentation requirements, underwriting findings and applicable lender guidelines to the individual transaction.
Quick answers to common FHA questions from Utah real estate professionals. Use them as a starting point, then confirm the specific borrower, property and contract when the details matter.
Use these answers as guidance, not a property approval. FHA eligibility ultimately depends on the complete borrower, property and transaction file.
No. The loan program alone does not determine the strength of the buyer. Look at the quality of the pre-approval, reviewed income and assets, available funds, financing terms, communication and ability to meet the transaction timeline. A properly prepared FHA buyer can present a well-qualified offer.
No. The FHA appraisal supports the lender's valuation and property-eligibility review and includes observation of conditions relevant to FHA property requirements. It is not a comprehensive home inspection and does not replace the buyer's opportunity to hire an independent home inspector.
No. Age by itself does not make a property ineligible. The appraisal considers observed conditions. Conditions affecting safety, soundness or security may require repair, additional inspection or professional evaluation, while ordinary cosmetic wear is generally treated differently.
Defective paint deserves additional attention on homes and improvements built before 1978 because federal lead-based-paint requirements may apply.
FHA and the lender determine what must be resolved for the loan. The purchase contract and agreement between the parties generally determine who performs or pays for the work.
Completing the physical repair may not be the final step. Documentation, professional reports or a reinspection may still be required.
Do not treat the FHA amendatory clause as interchangeable with a standard Utah appraisal contingency. When required, the FHA amendatory clause provides a specific FHA valuation protection.
Contract strategy, waiver language and enforceability are legal matters. Use the appropriate approved forms and obtain broker or legal guidance rather than promising that an FHA-required protection can simply be removed.
Interested parties may generally contribute up to 6% of the sales price toward eligible borrower closing costs, prepaid items, discount points and permitted financing expenses.
The usable contribution is also limited by the buyer's actual eligible costs and cannot replace the borrower's minimum required investment.
Possibly. Depending on the legal project and current FHA requirements, the property may have another FHA path, including Single-Unit Approval when the applicable requirements are satisfied.
Approval is not automatic. Identify the exact project, phase and HOA information early so the lender has time to review the available path.
Yes, when the property meets the applicable FHA requirements. Manufacture date, square footage, installation history, real-estate classification, HUD certification information, foundation and structural alterations can all affect eligibility.
Yes. FHA permits eligible one-to-four-unit principal residences when the borrower will occupy the property. Eligible rental income from additional units may be considered under FHA underwriting requirements.
Three- and four-unit properties have additional requirements, including FHA's self-sufficiency test and reserve requirements.
Yes. FHA 203(k) financing can combine an eligible property purchase with approved rehabilitation costs. Limited and Standard 203(k) have different scopes, documentation requirements and renovation processes.
Involve the lender before building the offer around renovation financing or assuming a standard FHA closing timeline.
If the buyer, property or offer has an unusual feature, the agent-partner scenario-review option immediately below is the right place to work through it.
Educational guidance based on FHA Single Family Housing Policy Handbook 4000.1. FHA requirements provide the program baseline; final eligibility depends on the complete borrower, property and transaction file, applicable effective dates, underwriting findings and lender requirements.
You do not need to become an FHA underwriter to serve your client well. If a property, offer or financing detail looks unusual, send the scenario early and let’s identify the questions that need to be answered.
For real estate professionals: this scheduling option is specifically for agent-partner FHA scenario reviews. Buyer consultations and loan applications use separate workflows.